4918 Albert Rd · Erath, LA 70510

$147,000

3 bd · 2.0 ba · 1,293 sqft · Manufactured · 25 Days on market

Good condition 0.50 ac lot Est $153k · at est.

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.2/30.0
• ARV discount +9.1/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for the serenity of country living with the convenience of being close to town? Look no further! Welcome to 4918 Albert Road, a beautiful mobile home situated on a 1/2 acre of land in peaceful Abbeville. Walking in, you will love the natural light. The living room has beamed ceilings and coordinating built ins. It opens to the breakfast nook and spacious kitchen complete with built in tons of storage. The primary suite features a spacious bedroom and bathroom with separate shower and garden tub and shiplap. The additional two bedrooms are spacious. See all this great home has to offer and make it yours today!

Key facts

• 1/2 acre
• Breakfast nook
• Mobile home

Tags

• MOBILE HOME
• 1/2 ACRE
• NATURAL LIGHT
• BEAMED CEILINGS
• BUILT INS
• BREAKFAST NOOK

Property features AI

Finance

• HOA & community: Acreage

Exterior

• Parking: Open parking
• Utilities: Septic tank; Electric service: City and SLECA
• Home design: Manufactured home; City street frontage
• Construction: Vinyl siding; Composition roof
• Exterior features: Exterior lighting; Covered and open porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric stove
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Beamed ceilings; Bidet; Dual closets; Kitchen island; Separate shower; Special bath; Standalone tub; Varied ceiling heights; Vaulted ceilings; Walk-in pantry; Formica counters
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $147k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#35 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Vermilion Parish (town): math 40% / reading 53% proficiency, ranked #15 of 98 in LA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leblanc Elementary School (math 43% / reading 53%, grade D, #144 of 646 statewide, top 22%, 689 students, 64% FRL); Erath Middle School (math 47% / reading 70%, grade B, #13 of 218 statewide, top 6%, 545 students, 55% FRL); Erath High School (math 62% / reading 67%, grade B-, #13 of 265 statewide, top 5%, 531 students, 46% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 180 active listings in the ZIP; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,795 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $152,574
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4912 Albert Rd	0.44mi	3/2.0	1,175 (-9%)	18mo	$139,000	$118	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,296
• Equity at exit: $21,918

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,514
• Equity at exit: $12,710

Cash invested: $41,160 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70510

• Active inventory: 180
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$771
• Tax est. 1.5%: −$184 /mo · $2,205/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $212

Break-even live

Break-even rent $1,286

Max offer price $147,000

Occupancy floor 81%

Sensitivity live

Price	-10% $314	-5% $263	+0% $212	+5% $161	+10% $110
Rent	-10% $89	-5% $151	+0% $212	+5% $273	+10% $335
Rate	-1.0pp $286	-0.5pp $249	base $212	+0.5pp $174	+1.0pp $135

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   status Pending 624-char remark
2. 2026-04-23
   listed $147,000 Active 624-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,651
• − Mortgage interest: −$8,234
• − Property taxes: −$2,205
• − Insurance: −$735
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$4,276
• Taxable income: $216
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,492/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, roof, exterior, flooring, and interior walls/paint. The home is move-in ready and has a good rehab level of cosmetic. The highest-ROI updates that would raise its resale or rental value are painting the exterior siding and updating the landscaping, and upgrading the kitchen appliances.

Value-add opportunities

• Both Painting the exterior siding and updating the landscaping — Painting the exterior siding and updating the landscaping will improve the curb appeal and increase the home's value.
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and updating the landscaping — Painting the exterior siding and updating the landscaping will improve the curb appeal and increase the home's value. ↑
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Vermilion Parish
• NCES district ID: 2201800
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 53% ▼ -32.00%
• Median HH income: $45,115
• Composite: 39.37/100
• National rank: #3974
• State rank: #15 of 98 in LA

Livability — Erath

• Score: 73/100
• State rank: #35
• US rank: #5499

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,909

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 64,095 people
• By 2030: 65,915 · +2.8%
• By 2040: 68,985 · +7.6%
• By 2050: 70,804 · +10.5%
• By 2075: 73,897 · +15.3%
• By 2100: 71,793 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 4% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 15% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 6% Vietnamese 3% Spanish 2%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.4% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -47.5pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+61.9 2016: R+59.6 2012: R+52.8 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.44%
• Current HPI: 97.6131
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

2 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-04-23 Listed $147,000 AcadianaMLS